From 1 May 2026, landlords will need to follow a new legal framework when handling requests for pets in rented homes.
The Renters’ Rights Act 2025 introduces a statutory right for tenants to request permission to keep a pet. While this does not create an automatic right to own one, it does mean that blanket “no pets” policies will no longer be enough on their own.
For landlords across Hertfordshire and Essex, the message is clear: the conversation around pets is shifting from automatic refusal to structured, evidence-based decision-making.
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The end of automatic “no pets” clauses
For many years, tenancy agreements have commonly included straightforward prohibitions on pets. From 1 May 2026, that approach will need to evolve.
Under the new law, tenants can submit a formal written request to keep a pet, even if their tenancy agreement originally discouraged or prohibited animals. Landlords are still entitled to refuse consent, but only where there is a reasonable and defensible basis for doing so.
The key change is procedural fairness. Every request must be considered individually. An automatic refusal, without proper review and explanation, will no longer meet legal expectations.
For landlords, this means putting a clear internal process in place and applying it consistently across all properties.
A clear process with strict timeframes
One of the most important aspects of the new legislation is not just what decision is made, but how and when it is made.
From 1 May 2026, landlords must:
- Respond in writing within 28 days of receiving a formal written pet request.
- If additional information is requested, respond within seven days of receiving it, or within the remainder of the original 28-day period, whichever is later.
- Provide clear written reasons if consent is refused, based on reasonable grounds.
Even where a refusal is entirely justified, missing deadlines or failing to provide written reasoning could create unnecessary legal exposure. In practical terms, good record-keeping and prompt communication will become just as important as the final decision itself.
What counts as a reasonable refusal?
The Act does not remove a landlord’s ability to protect their property. However, refusals must be proportionate and supported by evidence.
A landlord may be justified in declining a request where there is a clear and practical reason for doing so. For example:
- The size, layout, or nature of the property makes it inappropriate for the type of animal being proposed.
- The terms of a head lease or development rules expressly prevent residents from keeping animals.
- There is credible evidence that allowing the pet could result in excessive wear to the property, nuisance complaints, or compromised living conditions for the tenant or neighbours.
For leasehold landlords or those operating within managed developments in Hertfordshire and Essex, reviewing the terms of any superior lease will be particularly important. If the head lease prohibits pets, this may form valid grounds for refusal, provided it is properly documented.
The emphasis under the new framework is transparency. Decisions should be recorded in writing, supported by evidence, and retained in case they are ever challenged.
Financial protection: what landlords can and cannot charge
Another significant clarification under the Renters’ Rights Act relates to fees and deposits.
Landlords will not be permitted to charge separate pet deposits or additional pet-related fees. However, the standard tenancy deposit remains available to cover damage beyond fair wear and tear at the end of the tenancy.
This makes robust documentation critical.
Detailed inventories, thorough check-in and check-out reports, and clear photographic evidence will be essential in protecting your position if disputes arise. Setting out clear pet-related conditions at the start of the tenancy, such as cleaning expectations or requirements for professional carpet cleaning where appropriate, can also reduce misunderstandings later on.
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Pets versus assistance animals: understanding the legal difference
It is vital to distinguish between ordinary pets and assistance animals.
Under the Equality Act 2010, assistance animals are not legally classed as pets. Where a tenant has a disability and requires an assistance animal, landlords are generally expected to permit this as a reasonable adjustment, unless there is a genuinely exceptional reason not to do so. In such cases, landlords cannot increase the rent or require a higher deposit.
Emotional support animals do not have the same automatic legal recognition in the UK. Requests involving emotional support animals should therefore be assessed on a case-by-case basis, taking into account the individual circumstances.
Understanding this distinction will help landlords avoid discrimination risks while remaining compliant with wider equality legislation.
What about tenants who already have pets?
The statutory right introduced by the Act applies once a tenancy is underway.
Landlords still retain the ability to decide whether to grant a tenancy to a prospective tenant who already has a pet. Assessing suitability at the application stage remains a legitimate and important part of risk management.
Clear communication during the referencing and application process can help ensure that expectations are aligned before a tenancy begins.
Getting ahead of the pet law changes
As more tenants look for pet-friendly homes, landlords will need to adapt to a more formal and transparent process. The new legislation does not remove control, but it does require clearer procedures and consistent decision-making.
Before May 2026, landlords should review and update tenancy agreements, check for any superior lease or freeholder restrictions, introduce a written policy for assessing pet requests, and ensure systems are in place to meet the 28-day response deadline. Taking these practical steps now will help minimise risk and ensure a smooth transition when the rules come into force.
A balanced approach to pet-friendly renting
The Renters’ Rights Act 2025 does not compel landlords to accept every pet request. Instead, it establishes a structured, transparent framework for considering them fairly.
By introducing clear procedures, maintaining thorough documentation, and understanding the legal boundaries, landlords in Hertfordshire and Essex can protect their investments while responding professionally to the growing demand for pet-friendly homes.
If you would like tailored advice on how the upcoming changes may affect your portfolio, your local Parkers team can guide you through the practical steps needed to prepare with confidence.
